Most family trusts, especially in CA, provide little or no liability protection (see self-settled trust rules). 

You should use a state-specific lease that is clear regarding the start and end dates, the monthly rent, the fees that will be charged (ex. pets) and those that may be charged (ex late fee), the amount of the security deposit, and a clear list of rules associated with the property (no smoking inside is a big one as are rules related to parking).

In fact, there're several "layers" of restrictions, including "at-risk" rules, basis rules for pass-through entities, hobby rules, new (as of 2021) "excess business loss" rules, special rules for Section 179 and business interest, self-rental rules, vacation homes rules, and more. 

This balances maintaining your current property and expanding your investment portfolio, although it involves higher mortgage payments.Given your goal to minimize your ex’s financial benefit, selling your current home and purchasing a new house hack might be the most straightforward and financially advantageous route.

If you see someone violating the rules, create a post with "@moderators" and we will receive a notification and respond.Again, welcome to BiggerPockets and happy investing!

Quote from @Roger D Jones: This is terrible and not legal in any way but it was pre Covid and the rules were a little less restrictive. 

Actually seems fairly straight forward as far as auctions go, but I am certain there are a few things that must be completed before hand, like registering etc. 

My opinion is no because of HOAs and their rules and they can increase HOA fees with no limit on top of your pro-tenant laws. 

Be straight forward with tenants. 

An emotional support pet allows their owner to break laws and rules- it's not fair.